1230 Earlville Rd · Earlville, NY 13332

$179,500

4 bd · 2.5 ba · 1,732 sqft · SingleFamily public records · 126 Days on market

Built 1830 10,019 sqft lot $104/sqft · 17% below area Est $216k · 17% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +8.7/10.0
• Cash flow +6.3/30.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.6/10.0

Listing remarks MLS

This Poolville property truly shines in the spring and summer months, when vibrant pollinator gardens and thoughtfully curated plantings surround the home in color and fragrance. Offering 4 bedrooms and 2.5 baths, this residence blends comfort, efficiency, and charm in a peaceful setting. The main level features a bright, open layout filled with natural light. The dining area overlooks the picturesque backyard, creating a seamless connection to the outdoor living spaces. A full bathroom and a convenient first-floor bedroom with an attached half bath provide flexible living options, perfect for guests, a home office, or single-level living. The attached garage is perfect for chilly CNY winters, and offers additional storage solutions. Upstairs, you’ll find three more bedrooms and another full bath. One of the bedrooms is currently outfitted as a spacious walk-in closet, offering versatility to suit your needs. Energy-efficient upgrades enhance both comfort and savings, including solar panels to help reduce utility costs and a highly efficient ductless heat pump mini-split system providing year-round heating and cooling. Additional heating options include a pellet stove, baseboard heat, and forced air, which ensures comfort in every season. Outdoor living is just as inviting, with both front and back decks perfect for enjoying the lush gardens. Raised garden beds make summer planting and harvesting a breeze, and two storage sheds in the backyard provide ample space for tools, equipment, and seasonal items. Located in the Sherburne-Earlville School District, this home offers convenient access to Hamilton (home of Colgate University), Earlville, and Sherburne. Just steps away is the beloved Poolville Country Store, a local restaurant and bed and breakfast featuring European-influenced American cuisine, with a seasonally inspired menu that highlights the availability of fresh, local products. A rare opportunity to enjoy beauty, sustainability, and small-town charm all in one exceptional property.

Key facts

• First-floor bedroom
• Picturesque backyard
• Walk-in closet

Tags

• PICTURESQUE BACKYARD
• FIRST-FLOOR BEDROOM
• WALK-IN CLOSET
• SOLAR PANELS
• DUCTLESS HEAT PUMP
• PELLET STOVE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (28.7% below list).
• Recommended offer: $123k (31.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#967 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Sherburne-Earlville Central School District (rural): math 34% / reading 51% proficiency, ranked #492 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherburne-Earlville Elementary School (math 25% / reading 53%, grade F, #1,505 of 2,108 statewide, top 72%, 629 students, 32% FRL); Sherburne-Earlville Middle School (math 24% / reading 45%, grade F, #483 of 729 statewide, top 68%, 299 students, 65% FRL); Sherburne-Earlville Senior High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 336 students, 35% FRL) — zoned schools at 44% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Sherburne-Earlville Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 18 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (7.5% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $180k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,746 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.67%
• DSCR: 0.66
• GRM: 11.7

CMA / ARV

• ARV (median comp): $216,122
• List price: $179,500
• Delta: -16.94%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1238 Earlville Rd	0.06mi	3/1.0 (-1)	1,820 (+5%)	10mo	$229,900	$126	69
1192 Earlville Rd	0.12mi	4/2.0	1,932 (+12%)	8mo	$200,000	$104	67
1321 Poolville Hubbardsville Rd	0.15mi	3/1.5 (-1)	1,512 (-13%)	7mo	$160,000	$106	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.94×
• Total profit: $47,252
• Equity at exit: $129,663

10-year hold

• IRR: 13.3%
• Equity multiple: 4.03×
• Total profit: $152,450
• Equity at exit: $251,233

Cash invested: $50,260 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13332

• Home prices YoY: 2.9%
• Active inventory: 18
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$316 /mo · $3,794/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-321

Break-even live

Break-even rent $1,686

Max offer price $122,746

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-270	+0% $-321	+5% $-372	+10% $-423
Rent	-10% $-422	-5% $-372	+0% $-321	+5% $-271	+10% $-220
Rate	-1.0pp $-231	-0.5pp $-276	base $-321	+0.5pp $-368	+1.0pp $-415

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $179,500 Active 126 DOM
2. 2026-06-21
   days on market $179,500 Active 125 DOM
3. 2026-06-18
   days on market $179,500 Active 123 DOM
4. 2026-06-17
   days on market $179,500 Active 122 DOM
5. 2026-06-16
   days on market $179,500 Active 121 DOM
6. 2026-06-15
   days on market $179,500 Active 120 DOM
7. 2026-06-13
   days on market $179,500 Active 118 DOM
8. 2026-06-12
   pricedays on market $179,500 Active 117 DOM
9. 2026-06-09
   days on market $189,500 Active 114 DOM
10. 2026-06-08
    days on market $189,500 Active 113 DOM
11. 2026-06-07
    days on market $189,500 Active 112 DOM
12. 2026-06-07
    days on market $189,500 Active 111 DOM
13. 2026-06-04
    days on market $189,500 Active 108 DOM
14. 2026-06-02
    days on market $189,500 Active 107 DOM
15. 2026-06-01
    days on market $189,500 Active 106 DOM
16. 2026-05-31
    days on market $189,500 Active 105 DOM
17. 2026-05-13
    price $189,500 2032-char remark

    Show marketing remark (2032 chars)

    This Poolville property truly shines in the spring and summer months, when vibrant pollinator gardens and thoughtfully curated plantings surround the home in color and fragrance. Offering 4 bedrooms and 2.5 baths, this residence blends comfort, efficiency, and charm in a peaceful setting. The main level features a bright, open layout filled with natural light. The dining area overlooks the picturesque backyard, creating a seamless connection to the outdoor living spaces. A full bathroom and a convenient first-floor bedroom with an attached half bath provide flexible living options, perfect for guests, a home office, or single-level living. The attached garage is perfect for chilly CNY winters, and offers additional storage solutions. Upstairs, you’ll find three more bedrooms and another full bath. One of the bedrooms is currently outfitted as a spacious walk-in closet, offering versatility to suit your needs. Energy-efficient upgrades enhance both comfort and savings, including solar panels to help reduce utility costs and a highly efficient ductless heat pump mini-split system providing year-round heating and cooling. Additional heating options include a pellet stove, baseboard heat, and forced air, which ensures comfort in every season. Outdoor living is just as inviting, with both front and back decks perfect for enjoying the lush gardens. Raised garden beds make summer planting and harvesting a breeze, and two storage sheds in the backyard provide ample space for tools, equipment, and seasonal items. Located in the Sherburne-Earlville School District, this home offers convenient access to Hamilton (home of Colgate University), Earlville, and Sherburne. Just steps away is the beloved Poolville Country Store, a local restaurant and bed and breakfast featuring European-influenced American cuisine, with a seasonally inspired menu that highlights the availability of fresh, local products. A rare opportunity to enjoy beauty, sustainability, and small-town charm all in one exceptional property.

18. 2026-03-10
    price $198,500 2032-char remark

    Show marketing remark (2032 chars)

    This Poolville property truly shines in the spring and summer months, when vibrant pollinator gardens and thoughtfully curated plantings surround the home in color and fragrance. Offering 4 bedrooms and 2.5 baths, this residence blends comfort, efficiency, and charm in a peaceful setting. The main level features a bright, open layout filled with natural light. The dining area overlooks the picturesque backyard, creating a seamless connection to the outdoor living spaces. A full bathroom and a convenient first-floor bedroom with an attached half bath provide flexible living options, perfect for guests, a home office, or single-level living. The attached garage is perfect for chilly CNY winters, and offers additional storage solutions. Upstairs, you’ll find three more bedrooms and another full bath. One of the bedrooms is currently outfitted as a spacious walk-in closet, offering versatility to suit your needs. Energy-efficient upgrades enhance both comfort and savings, including solar panels to help reduce utility costs and a highly efficient ductless heat pump mini-split system providing year-round heating and cooling. Additional heating options include a pellet stove, baseboard heat, and forced air, which ensures comfort in every season. Outdoor living is just as inviting, with both front and back decks perfect for enjoying the lush gardens. Raised garden beds make summer planting and harvesting a breeze, and two storage sheds in the backyard provide ample space for tools, equipment, and seasonal items. Located in the Sherburne-Earlville School District, this home offers convenient access to Hamilton (home of Colgate University), Earlville, and Sherburne. Just steps away is the beloved Poolville Country Store, a local restaurant and bed and breakfast featuring European-influenced American cuisine, with a seasonally inspired menu that highlights the availability of fresh, local products. A rare opportunity to enjoy beauty, sustainability, and small-town charm all in one exceptional property.

19. 2026-02-15
    listed $205,000 Active 2032-char remark

    Show marketing remark (2032 chars)

    This Poolville property truly shines in the spring and summer months, when vibrant pollinator gardens and thoughtfully curated plantings surround the home in color and fragrance. Offering 4 bedrooms and 2.5 baths, this residence blends comfort, efficiency, and charm in a peaceful setting. The main level features a bright, open layout filled with natural light. The dining area overlooks the picturesque backyard, creating a seamless connection to the outdoor living spaces. A full bathroom and a convenient first-floor bedroom with an attached half bath provide flexible living options, perfect for guests, a home office, or single-level living. The attached garage is perfect for chilly CNY winters, and offers additional storage solutions. Upstairs, you’ll find three more bedrooms and another full bath. One of the bedrooms is currently outfitted as a spacious walk-in closet, offering versatility to suit your needs. Energy-efficient upgrades enhance both comfort and savings, including solar panels to help reduce utility costs and a highly efficient ductless heat pump mini-split system providing year-round heating and cooling. Additional heating options include a pellet stove, baseboard heat, and forced air, which ensures comfort in every season. Outdoor living is just as inviting, with both front and back decks perfect for enjoying the lush gardens. Raised garden beds make summer planting and harvesting a breeze, and two storage sheds in the backyard provide ample space for tools, equipment, and seasonal items. Located in the Sherburne-Earlville School District, this home offers convenient access to Hamilton (home of Colgate University), Earlville, and Sherburne. Just steps away is the beloved Poolville Country Store, a local restaurant and bed and breakfast featuring European-influenced American cuisine, with a seasonally inspired menu that highlights the availability of fresh, local products. A rare opportunity to enjoy beauty, sustainability, and small-town charm all in one exceptional property.

20. 2017-07-05
    soldstatus $84,000
21. 2017-06-28
    soldstatus $84,000 Closed Sale or Rented
22. 2017-05-31
    status Pending Sale
23. 2017-03-26
    historical Continue to Show- Under Contract
24. 2017-03-06
    listed $89,000 Active
25. 2016-09-30
    historical
26. 2016-07-14
    listed $89,000 Active
27. 2016-07-07
    price $89,000
28. 2015-08-04
    soldstatus $342,000
29. 2005-01-27
    historical
30. 2004-03-15
    listed $89,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,794 · $316/mo
• Projected year-2 tax: $3,794 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,357
• − Mortgage interest: −$10,055
• − Property taxes: −$3,794
• − Insurance: −$898
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$5,222
• Taxable loss: −$7,068
• Est. tax savings @ 24.0%: +$1,696
• After-tax cash flow: $-2,159/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sherburne-Earlville Central School District
• NCES district ID: 3626700
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 51% ▲ 12.00%
• Median HH income: $47,060
• Composite: 36.22/100
• National rank: #4725
• State rank: #492 of 590 in NY

Livability — Earlville

• Score: 60/100
• State rank: #967
• US rank: #18958

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,695

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Lithuanian 5% Iranian 3% Portuguese 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.45%
• Current HPI: 267.6946
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+112.9% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $189,500 CNYIS
• 2026-03-10 Price Changed $198,500 CNYIS
• 2026-02-15 Listed $205,000 CNYIS
• 2017-07-05 Sold (Public Records) $84,000 Public Records
• 2017-06-28 Sold (MLS) $84,000 CNYIS
• 2017-05-31 Pending — CNYIS
• 2017-03-26 Contingent — CNYIS
• 2017-03-06 Listed $89,000 CNYIS
• 2016-09-30 Listing Removed — CNYIS
• 2016-07-14 Listed $89,000 CNYIS
• 2016-07-07 Price Changed $89,000 WNYREIS
• 2015-08-04 Sold (Public Records) $342,000 Public Records
• 2005-01-27 Listing Removed — UNYREIS
• 2004-03-15 Listed $89,000 UNYREIS

Property tax history

+4.4%/yr

Latest (2025): $3,794 · -1.9% YoY. Source: county tax records.